636 N Market Ave · Shawnee, OK 74801

$165,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 18 Days on market

Built 1938 0.26 ac lot Est $124k · 33% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +7.8/30.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.5/10.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cute! Welcoming home is ready for you! Wrap around front porch for evening relaxing. Very well kept home with nice size living room and formal dining area. Fresh paint and carpet. Large bedrooms, 2 are downstairs - one upstairs. Inside utility room as well as mud room. Privacy fence area out back as well as over-sized 1 car detached garage.

Key facts

• Full bedroom
• Wide covered porch
• Rich wood flooring

Tags

• WIDE COVERED PORCH
• RICH WOOD FLOORING
• NATURAL LIGHT
• ENCLOSED SUN-FILLED SPACE
• FULL BEDROOM
• LARGE YARD

Property features AI

Finance

• Other: Occupied by owner; Home not covered by warranty; Living area reported as 1,919 (assessor)
• Financial info: Financing options include Cash, Conventional, FHA/VA, Rural Housing Services; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking; 1-car garage
• Utilities: Public utilities
• Home design: Two-story single-family residence; Faces east; Residential property in Woodland Park addition; Existing property
• Construction: Frame construction with vinyl siding; Composition roof (replaced/updated in 2023); Conventional foundation; Homestead exempt
• Exterior features: Covered porch; Open deck; Porch; Workshop; Outbuildings; Infill lot

Interior

• Kitchen: Freestanding gas range and oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Dishwasher; Water heater; Two living areas; Dining area; Study; No fireplace
• Laundry & utility: Water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (35.2% below list).
• Recommended offer: $107k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Shawnee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Es (math 7% / reading 9%, grade F, #740 of 845 statewide, top 88%, 293 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $89k; list at $165k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,889 (35.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $124,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 W Highland St	0.19mi	3/2.0	1,464 (+9%)	2mo	$106,000	$72	74
706 N Louisa Ave	0.19mi	2/1.0 (-1)	1,229 (-8%)	3mo	$43,500	$35	66
601 N Bonita Ave	0.60mi	4/2.0 (+1)	1,350 (+1%)	0mo	$155,000	$115	65
513 N Dorothy Ave	0.49mi	2/2.0 (-1)	1,294 (-3%)	2mo	$136,900	$106	65
619 N Chapman Ave	0.32mi	2/2.0 (-1)	1,182 (-12%)	3mo	$81,500	$69	58
712 W Kirk St	0.69mi	3/1.0	1,395 (+4%)	1mo	$166,000	$119	56
1207 N Beard Ave	0.61mi	3/1.5	1,428 (+7%)	3mo	$110,000	$77	56
220 N Aydelotte Ave	0.51mi	3/1.5	1,186 (-11%)	3mo	$43,500	$37	53
607 W Poplar St	0.69mi	3/2.0	1,216 (-9%)	1mo	$45,000	$37	52
1220 W Dewey St	0.74mi	3/2.0	1,232 (-8%)	1mo	$120,000	$97	52
624 W Kirk St	0.67mi	4/2.0 (+1)	1,474 (+10%)	1mo	$184,900	$125	46
508 E Wallace St	0.55mi	3/1.5	1,145 (-14%)	3mo	$107,000	$93	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-38,719
• Equity at exit: $24,602

10-year hold

• IRR: -20.9%
• Equity multiple: -0.08×
• Total profit: $-49,831
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-184

Break-even live

Break-even rent $1,302

Max offer price $132,448

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	20d	1	0.50mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	4d	1	0.70mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	4d	1	1.04mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	24d	5	1.09mi

Listing history 12 events

1. 2026-04-15
   status Pending
2. 2026-03-28
   listed $165,000 Active
3. 2018-08-20
   soldstatus $89,000
4. 2018-08-17
   soldstatus $89,000 Sold 342-char remark

   Show marketing remark (342 chars)

   Cute! Welcoming home is ready for you! Wrap around front porch for evening relaxing. Very well kept home with nice size living room and formal dining area. Fresh paint and carpet. Large bedrooms, 2 are downstairs - one upstairs. Inside utility room as well as mud room. Privacy fence area out back as well as over-sized 1 car detached garage.

5. 2018-07-06
   status Pending 342-char remark

   Show marketing remark (342 chars)

   Cute! Welcoming home is ready for you! Wrap around front porch for evening relaxing. Very well kept home with nice size living room and formal dining area. Fresh paint and carpet. Large bedrooms, 2 are downstairs - one upstairs. Inside utility room as well as mud room. Privacy fence area out back as well as over-sized 1 car detached garage.

6. 2018-06-26
   listed $89,000 Active 342-char remark

   Show marketing remark (342 chars)

   Cute! Welcoming home is ready for you! Wrap around front porch for evening relaxing. Very well kept home with nice size living room and formal dining area. Fresh paint and carpet. Large bedrooms, 2 are downstairs - one upstairs. Inside utility room as well as mud room. Privacy fence area out back as well as over-sized 1 car detached garage.

7. 2015-08-19
   historical
8. 2015-06-22
   price $94,900
9. 2015-04-23
   listed $98,900 Active
10. 2006-10-20
    soldstatus $98,500
11. 2006-10-18
    soldstatus $98,500
12. 2006-07-21
    listed $99,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,136 · $95/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$349/yr (+$29/mo · 30.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,827
• − Mortgage interest: −$9,243
• − Property taxes: −$1,136
• − Insurance: −$825
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$4,800
• Taxable loss: −$5,229
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $-956/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+65.2% since first listed

12 events — show timeline

• 2026-04-15 Pending — MLSOK
• 2026-03-28 Listed $165,000 MLSOK
• 2018-08-20 Sold (Public Records) $89,000 Public Records
• 2018-08-17 Sold (MLS) $89,000 MLSOK
• 2018-07-06 Pending — MLSOK
• 2018-06-26 Listed $89,000 MLSOK
• 2015-08-19 Listing Removed — MLSOK
• 2015-06-22 Price Changed $94,900 MLSOK
• 2015-04-23 Listed $98,900 MLSOK
• 2006-10-20 Sold (Public Records) $98,500 Public Records
• 2006-10-18 Sold (MLS) $98,500 MLSOK
• 2006-07-21 Listed $99,900 MLSOK

Property tax history

+0.6%/yr

Latest (2025): $1,136 · +4.1% YoY. Source: county tax records.